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Disclosures
Disclosures for the Responsible Entity and the Funds
ISG is committed to ensuring that it meets the continuous disclosure obligations of an unlisted disclosing entity under the Corporations Act and Regulatory guides as effectively as possible. ISG will use this webpage as a way to effectively and efficiently disclose new information, or changes/amendments relating to either the Responsible Entity or the Funds to all investors. It will follow the good practice guidance for website disclosure as set by ASIC. If the new information, or changes/amendments are deemed material in nature, a modified PDS or modified SPDS document will be created and communicated directly to investors via email.
If you should have any questions on the disclosures and updates, please email ISG us at communcations@isgfunds.com.au.
Click on the below links to view the related disclosure:
- ISG Financial Services Ltd – Responsible Entity
- ISG Real Estate Equity Fund
- ISG Real Estate Equity Fund – Lindak Class Units
- ISG Real Estate Equity Fund – Lindak2 Class Units
- ISG Real Estate Equity Fund – Noble Retirement Living Carindale Class Units
- ISG Real Estate Equity Fund – East Estate Class Units
- ISG Real Estate Equity Fund – Gateway Estate Class A Units
- ISG Private Access Fund
- ISG Private Access Fund – SMP Class Units
- ISG Private Access Fund – NIVA Class Units
- ISG Private Access Fund – SCC Class Units
1. ISG Financial Services Ltd
| Date | Description |
|---|---|
| April 2019 | A new ISG Wholesale Application bank account has been opened with Westpac. The new Wholesale Application bank account will be used for all wholesale investors and reinvestments from the retail funds. The account number will be detailed on the wholesale investor application form and in the Information Memorandum. |
| April 2019 | A new ISG office phone line has been set up. The new phone number is 1800 820 067. |
| April 2019 | Michele Jackson has retired from the ISG Compliance Committee. She will continue on as an independent compliance consultant to ISG. |
| Dec 2018 | ISG Financial Services office move was completed. ISG’s new office address is 143 Wickham St, Fortitude Valley 4006 QLD. |
| Dec 2018 | Michele Jackson has retired from the ISG Board as a non-executive Director. ISG welcomes Sato Howard into the non-executive position. Sato currently works at Apollo Motorhomes Holidays looking after their global digital marketing frameworks. Apollo Motorhomes Holidays is a division of Apollo Tourism & Leisure Ltd (ATL) and listed on the Australian Stock Exchange. |
| Sept 2019 | ISG has successfully completed the annual audit requirements the AFS License and Registered Management Investment Schemes. |
| Nov 2019 | Sato Howard has retired from the ISG Board as a non-executive Director effective 1/11/2019. ISG welcomes Maree Hawcroft onto the Board as an executive Director. Maree is one of the founders of ISG from 2014 and has been an integral member of strategic planning of the company over the years. She |
| Mar 2020 | Michele Bannister from Wilberforce Chambers has been appointed as a member of the ISG Compliance Committee. The Committee is comprised of 3 external members and 2 internal members. |
| May 2020 | ISG Financial Services Limited new registered business address is Level 19, 10 Eagle Street, Brisbane QLD 4000. |
2. ISG Real Estate Equity Fund (ISG REEF)
Fund Benchmarks – Continuous Disclosures
| Fund Benchmark | Benchmark Description | Benchmark Met | Review Comment |
|---|---|---|---|
Gearing | ISG maintains and complies with a written policy that governs the level of gearing at an individual credit facility level. | Yes | No change. Last reviewed Dec 2020. |
Interest Cover | ISG maintains and complies with a written policy that governs the level of interest cover at an individual credit facility level. | Yes | No change. Last reviewed Dec 2020. |
Interest Capitalisation | The benchmark is that the interest expense of Fund ‘* This is common for these types of projects that do not generate any income | No * | No change. Last reviewed Dec 2020. |
Valuations | ISG maintains a written valuation policy which complies with this benchmark. In most circumstances, the Fund will hold financial assets in the investment entity. As the Fund will invest indirectly into property assets, each investment opportunity will be subject to ISG’s overall written valuation policy. | Yes | No change. Last reviewed Dec 2020. |
Related party transactions | ISG maintains and complies with a written policy on related party transactions, including the assessment and approval processes for such transactions and arrangements to manage conflicts of interest. | Yes | No change. Last reviewed Dec 2020. |
Distribution practices | The Fund will only pay distributions from its cash from operations (excluding borrowings) available for distribution. | Yes | No change. Last reviewed Dec 2020. |
Fund Disclosure Principles – Continuous Disclosures
| Fund Disclosure Principle | Disclosure Principle Description | Review Comment |
|---|---|---|
Gearing ratio | The gearing ratio for each investment opportunity will be different. ISG will (where it is possible) disclose the proposed gearing ratio in the SPDS. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Interest cover ratio | Where the investment opportunity involves significant development activities the interest cover ratio may not be able to be calculated because the investment opportunity will most likely have capitalised interest. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details.. |
Borrowing | The Fund does not intend to borrow. If the Fund does borrow, then any amounts owing to the financiers and other creditors of the Fund will rank before investor’s interests in the Fund. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Portfolio diversification | ISG will disclose at no cost the current composition of the Fund’s direct property portfolio upon written request. However, investors are only exposed to the assets relevant to their investment opportunity. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Related party transactions | Where ISG enters into related party transactions, a description of the related party arrangements relevant to the investment decision will be provided in the SPDS. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Distribution practices | The investment opportunity will only pay distributions from cash from operations (excluding borrowings) available for distribution. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Withdrawal arrangements | Once an investor’s funds are invested in an investment opportunity an investor will only be entitled to withdraw from the Fund when the underlying asset is sold and the proceeds of the sale are available for withdrawal | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Net tangible assets | ISG will disclose in the SPDS the value of the net tangible assets (NTA) of the investment opportunity on a per unit basis in pre-tax dollars. | No change. Last reviewed Dec 2020. Refer to PDS &/or Supplementary PDS for full details. |
Product Disclosure Statement (PDS) – Updates
| Date | Description |
|---|---|
| April 2019 | A new ISG specific Retail Application Bank account has been created at our Registry. The new Retail Application Bank account details will be detailed on the ISG REEF application form and in the specific Supplementary PDS for the project you are investing in. |
| Sept 2020 | A number of minor changes have been made to the ISG REEF PDS document. Version 1.2 will be used going forward. Summary of the changes include: – New stylized front and back cover – Update of ISG Board Member details – Update of ORS Application bank account details – Update of KYC process details – Update PDS overview section – Update Corporate Directory list |
| Nov 2020 | The ISG REEF PDS has been updated to v2 with the following changes: |
3. ISG Real Estate Equity Fund - Lindak Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|
4. ISG Real Estate Equity Fund - Lindak2 Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|
5. ISG Real Estate Equity Fund - Noble Retirement Living Carindale Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|
6. ISG Real Estate Equity Fund - East Estate Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|---|
| Feb 2019 | Amendment to the original SPDS which is dated 2 Nov 2018. The distribution calculations have not changed, however the sections explaining the calculation have been re-worded and simplified. |
| April 2019 | Amendment to the SPDS which is dated 2 Nov 2018. There is an error in the description of the timing of the Investment Arrangement Fee on page 26. As per other ISG retail funds, the Investment Arrangement Fee is deducted as the application monies are received and accepted by the Investment Company and not once the Fund Raise has been complete. |
| April 2019 | Amendment to the SPDS which is dated 2 Nov 2018. There is an error in the rate of the Investment Arrangement Fee (on page 9, page 26 and page 27). As per other ISG retail funds, the Investment Arrangement Fee is 5% + GST and not 4.8% + GST. All the Investor returns modelling and calculations were performed using the Investment Arrangement Fee of 5% + GST, so there is no concern in terms of deduction to investor returns from the typo. |
7. ISG Real Estate Equity Fund – Gateway Estate Class A Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|---|
| Sept 2019 | Amendments to the SPDS which is dated 19 September
2019. Further explanations have been added to section 1.2 on page 7 and section 6.1 on page 22 relating to the proposed return of capital at the end of the Project Investment Term. It is intended that if the Project has not been completed at the end of the Project Investment Term, the Development Entity will obtain further funding in order to repay any amounts owing to the Investment Entity under the Funding Agreement to ensure that capital can be returned to investors. Also, the site area on page 16 has been corrected to 7.65ha. In line with the above amendments, the effective date of the SPDS has been changed from the 19th September to 25th September 2019. The offer open date will continue to be the 19th September 2019 and interest will still be calculated daily from the individuals’ investment start date. |
| Oct 2019 | Amendments to the SPDS which is dated 25th September
2019. Further details have been added to the Assessment of Value on page 23. Net income of $3.3m representing expected fee revenues from the builders who will ultimately construct houses for the land owners. This fee revenue was already included in the initial feasibility calculations and assessment so there is no change to the projected returns to investors. The amended sections are as per below. Gross Realisation Value (includes GST) = $14,685,000 $14,685,000 (total) $11,385,000 (land) $3,300,000 (houses) This estimate includes: • revenue from lot sales and includes GST. • revenue received as fees from an independent third-party preferred builder as a result of selling house and land packages, and is GST inclusive. Net Realisation Value (excludes GST) = $13,246,500 This estimate is the Total Gross Realisation Value less GST. |
| Feb 2020 | Amendments to the SPDS which is dated 25th September
2019. The Developer Manager for the project has been changed to Baclon Pty Ltd (ABN 88 001 869 610). Baclon Pty Ltd is the property development and construction arm for the Noble Group and have completed over 40 residential projects. |
8. ISG Private Access Fund
| Date | Description |
|---|---|
| Sept 2018 | The ISG Real Estate Investment Fund has been renamed as the ISG Private Access Fund. New Sub-Funds will be released under this Fund in 2019. |
| July 2019 | Amendments to the PDS which is dated 5th July 2019. On page 22 the ‘total costs are $97,117.50 + GST for the entire fund’ has been On page 23 in section 7.5 the Indirect Cost Ratio has been removed as this is Please note there are no changes to the expected investor returns. The amendments |
| Sept 2020 | A number of minor changes have been made to the ISG PAF PDS document. Version 1.3 will be used going forward. Summary of the changes include: – New stylized front and back cover – Update of ISG Board Member details – Update of ORS Application bank account details – Update of KYC process details – Update PDS overview section – Update Corporate Directory list |
| Nov 2020 | The ISG PAF PDS has been updated to v2 with the following changes: – Section 9.3. Reference to an annual report for the Fund being available from the ISG website has been removed. Quarterly project updates are distributed to all ISG REEF investors. – Section 9.5. Reference to the PDS being available from the ISG website has been removed. PDS are available upon request from an Authorised Representative. – Any reference to ‘ISG Authorised Representative’ has been replaced with ‘Authorised Representative’. |
9. ISG Private Access Fund - SMP Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|---|
| July 2019 | Amendments to SPDS which is dated 5th July 2019. On page 27 the total operating cost and expense figure was corrected from $94,117.50 to $97,117.50 and ‘per annum’ added for further clarity. Please note there are no changes to the expected investor returns as all calculations have been performed from the correct amounts. |
10. ISG Private Access Fund - NIVA Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|---|
| Nov 2020 | The ISG PAF – NIVA SPDS has been updated to v6. Any reference to ‘ISG Authorised Representative’ has been amended to ‘Authorised Representative’. |
11. ISG Private Access Fund – SCC Class Units
Supplementary Product Disclosure Statement (SPDS) – Updates
| Date | Description |
|---|---|
ISG Funds Management is a family-run, independent funds manager that focusses on you with access to private sector project and company investments in a safe and regulated way.
ISG Financial Services Limited (ACN 114 733 569) T/A ISG Funds Management is the holder of the Australian Financial Services Licence no. 290328. It is the Responsible Entity for the ISG Real Estate Equity Fund (ARSN 618 548 780) and the ISG Private Alternatives Fund (ARSN ). Though ISG is licensed by the Australian Securities and Investment Commission (ASIC), you should be aware that ASIC neither endorses, supports nor approves of any information, claims, products or services provided by ISG and/or its agents or representatives.
General Advice – Any advice provided by ISG is limited to general financial product advice which we provide, for example, in our offer documents, investment newsletters, investor reports and website material. This information generally relates to offer features, investment opportunities, managing risk and return, property market commentaries and/or general economic overviews. ISG does not provide personal financial product advice to retail clients. Before you make any investment decision, we recommend that you obtain advice tailored to address your individual objectives, financial situation and needs from a licensed professional financial adviser.
Privacy Disclaimer – A copy of ISG’s privacy policy is available by visiting the privacy policy or on request from our Investor Services team.
Future Profits Disclaimer – Past performance does not guarantee future performance. There can be no guarantee the assumptions and contingencies on which the forward looking statements, opinions and estimates are based will ultimately prove to be valid or accurate. The forward looking statements, opinions and estimates depend on various factors, many of which are outside the control of ISG.
S734 Restrictions on Advertising & Publicity – The information shared on the website is not a direct or indirect offer made by ISG and/or its agents or representatives. If you are interested in finding out more information about an offer, please click on the request a call button and one of the ISG authorised representatives will contact you. They will provide you a copy of the relevant disclosure document and application form. All details of an offer, including fees and other costs that are associated with investing in an offer, are contained in the disclosure document. To apply to invest in an offer, you will need to complete an application form.
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